AUGUST 2024
Transparency when voting for committee positions
Page 4 | Tower Body Corporate
How can one owner turn a decision around? Page 26 | Bugden Allen Graham Lawyers
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Transparency when voting for committee positions
BCMs often have close ties to committee chairs. BCM contracts rely on committee support, so how can owners trust voting for committee positions when there’s no oversight?
As body corporate managers (BCM) and committee chairs are usually extremely close and the BMC depends on support from the committee for renewal of their contract, how can owners scrutinise committee or executive committee elections when votes are all via email to the BMC, with no scrutiny?
It would be strange if managers weren’t working with committees to achieve their goals. That is what they are appointed to do.
All votes received are part of the ofcial record of the body corporate. As such, you can request copies of meeting documentation, including the votes from the body corporate. If necessary, you can arrange a search of the books and records, and you should be able to fnd the information. You could also consider being a scrutineer, an observer who can see votes during a count.
For what it is worth, it is mostly a positive sign if the committee has a good relationship with the body corporate manager. They work together a lot, so it’s more of a concern if they are not happy with each other, although I accept that not all committee-chair relationships are positive. It’s also the case that most body corporate contracts are put forward
as committee motions, so that is not strange in and of itself. Managers are more likely to support committees that will back the continuation of their contracts. Still, it is also the case that committees are the appointed delegates of the scheme. It would be strange if managers weren’t working with them to achieve their goals as that is what they are appointed to do.
Managers and committees are also obliged by a code of conduct to count votes correctly. If they don’t, action can be taken against them. This situation would be further improved if licensing of body corporate managers was introduced into Queensland as it is in NSW, but the powers that be are dragging their heels on this issue. Overall, as a manager, I think most votes across most companies are counted accurately. There are some egregious examples where this is not the case and many situations where minor errors in counts occur, but I don’t think there is too much active vote rigging taking place across the industry.
Still, if you have concerns at your scheme, you can take action. Discuss with the committee and manager frst and ask if you can see the votes or if there is a way to make voting more transparent. Otherwise, review the records and see if you fnd any issues. You haven’t mentioned anything specifc in your question, just a general sense of concern about the process. Perhaps if you spoke to the chair or manager about this or joined the committee yourself, you may have more confdence in the system.
Lastly, it is worth noting that the shift towards electronic voting takes much of the counting process out of the hands of the manager or committee. Most companies now ofer this, and it is easy for owners to cast their votes online, creating complete records of what has been submitted. Owners should be encouraged to vote this way if suitable as it is fast, efcient and accurate.
William Marquand | Tower Body Corporate willmarquand@towerbodycorporate.com.au
Should a motion to double the sinking fund budget be ruled out of order?
If owners have already approved a sinking fund budget for an amenity, can a subsequent motion to spend up to double that amount on improving the same amenity be allowed?
Section 98 (1)(a)(i) of the BCCM Standard Module states that a person chairing a general meeting must rule a motion out of order if the motion, if carried, would confict with, amongst other things, “a motion already voted on at the meeting”.
If owners have already approved a sinking fund budget for an amenity and a motion is proposed to authorise capital expenditure for improving that amenity up to double the budgeted amount, should this motion be ruled out of order?
There is a diference between a motion that approves a budget and one that approves expenses.
No. There is a diference between a motion that approves a budget and one that approves expenses. Budgets are simply estimates that are adjusted based on overspending or underspending at the end of a body corporate’s fnancial year.
Accordingly, the motions do not confict –the body corporate would, at some point, need to recover any spending in excess of what was budgeted for (provided there were no other costs which were equivalently underspent on) through a special levy, at the following year’s annual general meeting to recover the defcit or amending the existing budget that was approved.
This position was confrmed in Mountainview [2003] QBCCMCmr 308:
“…the body corporate believes that it has sufcient funds to undertake the proposal contemplated in either motion 9 or 10, and has not proposed a special levy. I consider this is all within the contemplation of the legislation. This ofce does not undertake any “big brother” or overseeing role of ensuring that a body corporate has sufcient funds to undertake its proposals. Bodies corporate are independent entities responsible for self management…”
Liam Boudin | Mahoneys lboudin@mahoneys.com.au
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House rules lack the legal clout of by-laws
If good fences make for good neighbours, then good by-laws make for a good scheme.
The success of a strata community often comes down to the quality and transparency of its by-laws
By-laws and house rules are used fairly interchangeably in strata land, but they are two completely different beasts
A by-law is registered in a scheme’s Community Management Statement (CMS). It’s all those terms that are in Schedule C that detail speed limits, gym rules, exclusive-use car parking, and whatever other rules the scheme may contain
On the other hand, house rules are a bit of a legal fiction They have evolved over the years, and are the rules made by the committee that aren’t actually in the by-laws In a sense, they’re more like policy considerations or guidelines
A scheme may be in a position where the by-laws rule that a pet can’t be kept without committee approval, and then behind the scenes the committee might have guidelines around what those conditions may be in relation to certain types of pets and how they are to be managed
House rules on their own are not legally enforceable; by-laws are enforceable, provided they are lawful Putting unlawful house rules into a by-law doesn’t make them valid either
In any dispute, adjudications from the Office of the Commissioner for Body Corporate and Community Management have traditionally relied on a black-letter-law reading of a CMS.
Though house rules may provide guidelines on how a by-law is to be administered, they do not of themselves represent enforceable directions
Again, we come back to the fundamental issue that just because something is in a by-law doesn’t make it reasonable By-laws can't be oppressive or unreasonable, and they still must comply with all the provisions of Section 180 of the Act
But a house rule would not be enforceable under a by-law contravention notice.
If you want to have a provision that’s enforceable as a by-law, it needs to be in a by-law If you want to have house rules, which are effectively guidelines in relation to the use of, say, common property, have them, but don't expect to be able to enforce them through a by-law enforcement process
From a committee perspective, you've got to decide what it is that you want to achieve then make sure that you’ve got the documents that are consistent with that choice.
To get clarity on the distinction between by-laws and house rules, or to adopt policies that are enforceable, it’s always best to seek legal advice
Can the AGM be held via Zoom, or is an in-person meeting required?
Our upcoming AGM will be held via Zoom. A lot owner is unable to attend due to hearing difculties. Is the AGM required to be held in person?
Our upcoming AGM is being held via Zoom. There is one lot owner who is unable to engage in the meeting due to hearing difculties. Our body corporate manager runs the AGM, does not allow lot owners to speak for more than two minutes, and discourages any discussion regarding the motions on the agenda. Is the AGM required to be held in person?
Electronic meetings are not the default.
While I will address your specifc query about Zoom vs in-person meetings, a few points of clarity frst:
• By default, the body corporate manager does not ‘run’ the AGM. The chair should be doing that. While there is scope for the manager to assist (and it makes sense they should) and, in some cases, actually be the chair, that is typically subject to a decision of voters at the meeting.
• There is no express right for discussion on agenda motions, or a duration for that discussion. If it were up to me – and perhaps I am in a minority here – an AGM would be over in 10 minutes, as it is really only a forum for people to say ‘yes’, ‘no’, or ‘abstain’. Discussion should happen beforehand.
Now to your specifc query: the decision to conduct a meeting ‘electronically’ (essentially what Zoom is) is made by ordinary resolution. In other words, electronic meetings are not the default. I am going to assume your body corporate has resolved to hold meetings electronically, and if so, you or the other owner could submit a motion requesting meetings not be held electronically. That, too, would occur by ordinary resolution. If the AGM papers have already been issued for this meeting, it is too late to do that. Importantly, remember that if everyone else is happy with electronic meetings, they will have the numbers, and that motion will fail.
A practical question (and no disrespect is meant by this): wouldn’t the owner’s hearing difculties be an issue whether it was a Zoom meeting or not? In other words, I am unclear why this owner also wouldn’t have challenges participating in an in-person meeting. While I am sympathetic to the owner’s situation, they also have a responsibility as an owner to do what they can to ensure they cast their vote. For example, they can cast a paper vote beforehand or seek assistance by having someone attend the meeting with them.
I also very much see the owner side of this coin: it is essential that all owners have a chance to participate in the AGM, and that, to me, means that eforts should still be made to assist the other owner to participate. It would be reasonable for the body corporate to do that. If an AGM outcome is ever challenged, the inability of that owner to properly participate may (I stress may) be a factor for the adjudicator to consider.
This is general information only and not legal advice.
Chris Irons | Strata Solve chris@stratasolve.com.au
The impact of recti cation works on your strata insurance premium
After building rectifcation works have been completed, should our strata insurance premium be reduced?
The impact of rectifcation works on your strata insurance premium depends on the specifcs of each case.
Whether your strata insurance premium should be reduced following building rectifcation works is a nuanced matter, infuenced by the nature and purpose of the rectifcation itself. Here’s how diferent scenarios could afect your insurance premium:
• Rectifcation Related to a Previous Claim: If the rectifcation works were undertaken in response to a claim, it’s important to recognise that your claims history, a signifcant factor insurers consider when determining premiums, will be afected. This could potentially lead to a premium increase due to a history of claims, refecting a perceived higher risk. Insurers rate on a three to fve year claims history so it is possible the claim can have an impact for this period of time after the initial claim lodgement.
• Rectifcation of Building Defects:
When rectifcation works address specifc building defects, there’s a theoretical basis for expecting a reduction in premiums. The rationale is that fxing defects should lower the risk of future claims, thereby justifying lower premiums. However, insurers may be cautious, especially with rectifcation works related to signifcant issues like major leaks. Insurers might prefer to keep premiums or excess levels unchanged for a period (typically a year) following the rectifcation. This approach allows them to assess whether the rectifcation efectively mitigates the risk of future claims, considering that subsequent claims are not uncommon after major repairs, especially if the initial issue is not fully resolved.
Given these considerations, the impact of rectifcation works on your strata insurance premium is highly individualised, depending on the specifcs of each case.
If an insurance broker represents your strata scheme, their role becomes crucial in navigating these complexities. A competent broker should not only advocate for the most favourable premium possible post-rectifcation but also explore alternative insurance providers. This proactive approach ensures that your strata scheme’s insurance coverage is appropriate and cost-efective, refecting the reduced risk profle following successful rectifcation works.
Tyrone Shandiman | Strata Insurance Solutions tshandiman@iaa.net.au
Do resident building managers have a voice?
How does a resident building manager have their voice heard when it comes to committee decision making for common area maintenance?
I am the building manager/caretaker for our complex. I obtained two quotes for common area cleaning. The committee voted to approve a quote from a contractor that was $800 more for the cleaning of less areas. How do I, has a lot owner and caretaker, have my voice heard and make sense of the committee’s decision?
Accept that as is and move on.
If you were an ordinary lot owner, you can go your hardest. But you’re not – you are in a
contractual relationship with the body corporate and your relationship with the committee is a very important part of that. If you go and put the committee ofside over spending of this nature, that usually does not bode well for your ongoing business relationship.
Ultimately, the committee has been elected to do a job and for whatever reason they have gone with a contractor who is not your preferred option. But it’s their choice, and in the context of your relationship, I would simply accept that as is and move on. If you don’t want to do that, just be aware that you are likely opening a can of worms.
Frank Higginson | Hynes Legal frank.higginson@hyneslegal.com.au
Navigating
con icts: Owner representation on the committees
Does placing a unit in a letting pool create a confict of interest for an owner seeking a body corporate committee position?
If a lot owner puts their unit in the letting pool to be managed by the management rights company, is there any confict of interest for the owner to be elected as a member of the body corporate?
If the owner can be elected as a member or executive member of the body corporate committee, should they abstain from voting on any issues involving the management company?
Engaging the manager as a letting agent does not create any eligibility issues for the owner.
In short, no to the frst query and maybe to the second.
The legislation specifcally contemplates this when detailing the eligibility of a lot owner to be on the committee by relevantly making the following persons ineligible:
an associate of a body corporate manager, service contractor or letting agent, other than an owner of a lot who is the associate of a letting agent merely because the letting agent, in conducting the agent’s letting agent business, acts for the owner
Accordingly, engaging the manager as a letting agent does not create any eligibility issues for the owner.
Whether a committee member needs to then abstain on voting on a matter afecting the manager will depend precisely on what the motion relates to. There will be circumstances where it does amount to a confict of interest and other times when it would not.
Todd Garsden | Mahoneys tgarsden@mahoneys.com.au
Experts in Body Corporate Law and Disputes
lawyers
management rights assignments and variations
general disputes and advice
new community management statements
by law enforcement and by law reviews
selling schemes to developers
caretaker performance issues
common property subdivision and sales
levy recovery
entitlement issues
Accessing BMG records to track charges
As the new treasurer, I struggle to understand our BMG charges. No one can provide past minutes and budgets. How do I get the records?
I have recently become our body corporate committee treasurer. We have overlapping lots and deal with a building management group (BMG). I have requested a backlog of the BMG minutes because we are paying $27,000+ annually for items, and I cannot see why. The strata manager, caretaker and past treasurer don’t have the historical BMG minutes or budget, and the prior BMG chair has not been forthcoming. How can I access this information and fnd out what the charges are for?
Your scheme needs to take a good look at your processes, the advice you are receiving and maybe how your BMG is functioning.
It sounds more than a bit strange that there aren’t any records. At a minimum, you would think there would have to be an annual meeting of the BMG to raise funds, otherwise, how are you establishing the amounts you are paying for?
As the BMG would be made up of other entities beyond your own, you could ask those entities for copies of their records. Hopefully, someone will give you a helping hand. Beyond that, you could arrange a search of the records of your scheme, although hopefully, if the body corporate manager says the records aren’t there, they aren’t.
Otherwise, your scheme probably needs to take a good look at your processes, the advice you are receiving and maybe how your BMG is functioning. On the basis of the information provided, it seems there is a serious malfunction in the body corporate procedures your scheme is undertaking, which will be putting owners at risk. You may not be able to change the past, but you can do things properly in the future, and this discovery may be the warning sign you have needed for a while.
William Marquand | Tower Body Corporate willmarquand@towerbodycorporate.com.au
Can
we exclude our body corporate manager from committee meetings?
Can the committee exclude our body corporate manager from committee meetings, especially when we wish to discuss their performance and possible replacement?
I have joined our body corporate committee. The legislation states that the body corporate manager (BCM) is a non-voting committee member. Can the committee ask the BCM not to attend if there are no matters to discuss requiring BCM assistance?
If the BCM must attend every meeting, it inhibits the number of meetings called because of the associated cost once the number/hours covered by the management fee is exceeded.
If the meeting is to discuss the BCM’s performance and/or the process to obtain alternative body corporate management proposals from the market, it is reasonable to exclude them from the AGM.
It is far better to constructively address the issues and establish a productive working relationship rather than moving to ‘exclusion’.
While it may be technically possible for the committee to call a meeting without the manager’s attendance, I think it is risky. Remember that while the manager is a ‘nonvoting member’, they are still a ‘member’, and I personally think it is questionable to undertake corporate governance to exclude committee members. If they are excluded, the manager may react negatively to that decision (assuming they fnd out about it), and it could exacerbate any existing tensions (I am assuming there are tensions, based on your query).
More to the point, if there is to be a discussion about the manager’s ‘performance’, wouldn’t it make sense for them to be present and given an opportunity to respond to your concerns and possibly fnd a way to address them?
My interpretation of your query is that you and perhaps other committee members are unhappy with your current manager. That is not unusual in itself. That said, I always think it is far better to try to constructively address the issues and try to establish a productive working relationship rather than moving to ‘exclusion’. In my experience, exclusion invariably leads to a negative outcome.
This is general information only and not legal advice.
Chris Irons | Strata Solve chris@stratasolve.com.au
Strata Solve helps people untangle and resolve their strata issues. Sounds simple when you put it like that, doesn’t it?
Director Chris Irons (pictured, with his strata-approved greyhound Ernest) has an unrivalled strata perspective. As Queensland’s former Body Corporate Commissioner, Chris has seen and heard virtually every strata situation and nuance. He knows that while legislation provides a framework, there are many ambiguities to navigate through and in which pragmatism, commonsense and effective communication are vital.
As an independent strata consultant, Chris provides services which are all about empowering owners, committees, managers, caretakers, and others, to protect their strata interests. With a high-profile media and online presence, and as an accredited mediator, Chris is also able to carefully ‘read the room’ and craft the right narratives in even the most complex strata situation. Strata Solve is not a law firm. Chris instead thinks of steps you can take before you embark on lengthy, costly, and stressful legal proceedings. Regardless of the client, all people in strata have one thing in common: their substantial investment in the strata scheme. Strata Solve prioritises that investment in each tailored solution we provide. Get in touch to find out more.
email: chris@stratasolve.com.au web: stratasolve.com.au
Is my over bonnet storage really not re compliant?
Our body corporate manager notifed me that my over-bonnet storage doesn’t pass the fre compliance inspection due to sprinkler obstruction. Is the fre inspector being a bit ‘over the top’?
I’ve received a notifcation from our body corporate manager that my over-bonnet storage doesn’t pass the fre compliance inspection. The inspector advised that the box doesn’t meet Australian Standards. The roof of the enclosure must have means for the sprinkler discharge, and because the unit is greater than 1m in depth, a sprinkler must be installed underneath it. Without the sprinkler, he cannot issue a form 12.The inspector has referenced a paragraph from section 5.7.9 of AS 2118.1-2017.
Is the inspector being a bit ‘over the top’ on the inspection? The free standing storage device is more that 500mm away from the sprinkler. Our body corporate documentation allows us to install an over-bonnet storage device, and there are no details about meeting any compliance or legislation standards.
The installation of over-thebonnet storage boxes has been a contentious issue for many years
The installation of over-the-bonnet storage boxes has been a contentious issue for many years. When strictly interpreting that clause, it would be correct that a sprinkler head should be installed; however, without the installation, will it have a detrimental impact on the safety of the building? Most likely not.
Form 12 is part of the building development approval in Qld and relates to new installation or alterations completed to a system. If there is no building development approval in place, the need for the service to be provided is questionable.
For existing buildings, the routine maintenance standard AS1851-2012 applies to, in this particular instance, the survey part of section 2 (sprinkler system). The survey is part of the annual inspection, during which a qualifed person conducts an annual visual inspection of the system to check for alterations that may afect its operation. The service provider would still be required to provide all relevant documentation and issue non-compliance with the survey. The other question that needs to be confrmed is AS2118.1-2017, the applicable standard. The system only has to comply with the standard of the year it was constructed.
Stefan Bauer | Fire Matters sbauer@frematters.com.au
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Do not charge batteries or devices on flammable surfaces, such as beds or carpets.
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Have a Class D fire extinguisher on hand
Evacuate the area immediately and call emergency services as cells can continue to ignite even after a fire appears under control
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How can one owner turn a decision around?
Our body corporate has chosen the cheapest quote for balustrade replacement. This option signifcantly reduces the sunlight in my unit. How to prevent this change?
The owners of our ten units have decided on the cheapest quote to have our balustrades replaced. At our committee meeting of four owners, I noted that the cheapest quote would block out my sunlight, as there is only a 9mm space between each rail. I’m not in favour of this option. The other units get all day sun but I only get morning sun. Now the other nine owners have agreed on the cheaper quote, is there anything I can do to stop this?
Sometimes (often?) the most practicable solution is not a legal one.
Sometimes (often?), the most practicable solution is not a legal one. If I was in your shoes, I would:
(a) get the body corporate roll from the body corporate manager ASAP.
(b) send each of my neighbours (i.e. the owners of the neighbouring lots) a short email of introduction, explain the issue, suggest the solution (diferent balustrade for just my lot), ofer to pay the diference, provide my contact details, and ask them to please reply to say if they agree.
(c) while I am waiting for the replies, contact the approved contractor and, with them, work out the details of the solution, how much it will cost and ask them to send me a further quote / invoice (addressed to the body corporate) for just the extra work / cost.
(d) if I have enough neighbour support, get some further emails going to the committee and the body corporate manager to vary the supplier’s contract to include the extra work, but note that I will pay the diference. Make it crystal clear that the diferent balustrade is not my improvement. It’s body corporate maintenance , and I am just chipping in for the extra cost so I can get exactly what I want. (If I did not do this, then unscrupulous neighbours could, in the future, try to argue that I am liable to maintain the new balustrade, efectively forever!).
Good luck!
Michael Kleinschmidt | Bugden Allen Graham Lawyers michael.kleinschmidt@bagl.com.au
What are lot owner’s consequences of outstanding body corporate debt?
Our body corporate mows the private lawns of some owners. If owners do not reimburse the body corporate, what are the consequences of outstanding body corporate debt?
Our body corporate engages a gardener to mow the common property lawns and some owners’ private lawns.
These owners have signed agreements to reimburse the body corporate, but some owners are very tardy and one has not paid anything for a while, claiming fnancial hardship. The committee does not like to issue demand notices. Does this debt disentitle the owner from voting at our AGM?
If you owe the body corporate a debt, many consequences fow from that.
A ‘body corporate debt’ is specifcally defned to include other amounts associated with the ownership of the lot and then provides examples, including lawn services arranged by the body corporate for the owner of the lot. If you owe the body corporate a debt, many consequences fow from that, including the inability to:
• nominate people for committee,
• be on the committee or
• exercise votes at general meetings on most motions
An amount of this nature is therefore akin to non-payment of levies. There are consequences.
Frank Higginson | Hynes Legal frank.higginson@hyneslegal.com.au
Do we need to wash down the building?
How often should the body corporate committee get a building washed down?
Failure to wash down the building could lead to accelerated deterioration of waterproofng properties due to debris and salt accumulation.
Typically, a washdown occurs annually and is part of the maintenance requirements for the painting warranty. However, certain bodies corporate may opt for less frequent occurrences. It’s particularly crucial in areas with nearby salt air exposure. Additionally, it’s advisable to conduct this after neighbouring construction projects have fnished.
Failure to wash down the building could lead to accelerated deterioration of waterproofng properties due to debris and salt accumulation, potentially resulting in water ingress and increased concrete spalling over the building’s lifespan.
Arnaud d’Assonville | Olive Tree Consulting Group arnaud@olivetreeconsultinggroup.com.au
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My strata manager is with SCAQ, is yours?
The SCAQ Di erence
The SCAQ pathway for accreditation and ongoing professional development is recognised nationally and internationally. When you choose a professional strata manager you entrust them with your money and compliance with your obligations, it is important to have someone you know can be trusted.
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• Financial management
• Insurance advisory
• Building maintenance
• Contract management
• Dispute resolution
• Administration best practice
SCAQ members are the best in their field, with professional, educational and ethical obligations on them which are second to none in the industry. If your Strata Manager is not an SCAQ member, we encourage you to make the switch to ensure that your home is protected by the guarantee of quality that comes with SCAQ membership.
STRATA MANAGEMENT
Tower Body Corporate
Your Building Matters
P: 07 5609 4924
W: https://towerbodycorporate.com.au/ E: info@towerbodycorporate.com.au
Bright & Duggan
Strata Professionals
P: 02 9902 7100
W: https://bright-duggan.com.au/ E: customercare@bright-duggan.com.au
Vision Strata Services
Your local Strata Firm based on the Gold Coast QLD
W: http://visionstrata.com.au/ E: info@visionstrata.com.au
SSKB Strata Managers
A Positive Difference in Strata
P: 07 5504 2000
W: https://sskb.com.au/ E: sskb@sskb.com.au
Northern Body Corporate Management
Specialist Body Corporate Management for North Queensland
P: 07 4723 8217
W: https://www.nbcmqld.com/
E: nbcm@bigpond.net.au
Bryant Body Corporate Management
Not All Agents Are the Same!
P: 07 5437 7777
W: https://www.bryantstrata.com.au/ E: peterbryant@bryantstrata.com.au
Quantum United Management
Creating vibrant and connected communities
P: 61 38360 8800
W: https://www.quantumunited.com.au/
E: info@quantumunited.com.au
Archers the Strata Professionals
Your Partners in Stratas
W: https://abcm.com.au/ E: marketing@abcm.com.au
DEFECT RESTORATION
Building Rectification Services
P: 07 5539 3588
W: https://www.buildingrectification.com.au/ E: admin@buildingrectification.com.au
Ouroboros design
Architect assistance with upgrades and renovations
P: 0400 152 833
E: garymo12@gmail.com
TRADECOM GROUP
Innovative Commercial Building Projects
P: 1300 301 888
W: https://tradecomgroup.com/ E: services@tradecomgroup.com
Altec Building
Remedial Building & Waterproofing
P: 02 9744 2039
W: https://www.altecbuilding.com.au/ E: info@altecbuilding.com.au
Commercial Building Facade Solution
Precision Diagnostics-Innovative Solutions
P: 0488 223 359
W: https://www.cbfs.com.au/ E: mike@cbfs.com.au
STRATA REPORTS
Rawlinsons
Calculated Confidence
P: 08 9424 5800
W: https://www.rawlinsonswa.com.au/ E: info@rawlinsonswa.com.au
Strataregister.com Pty Ltd
Find the Strata / CT Manager for your property
P: 0411 483 249
W: https://www.strataregister.com/ E: hello@strataregister.com
BUILDING ENGINEERS & INSPECTORS
Sedgwick
Building Consultancy Division & Repair Solutions
W: https://www.sedgwick.com/solutions/global/au
E: sales@au.sedgwick.com
QIA Group
Compliance Made Easy
P: 1300 309 201
W: https://www.qiagroup.com.au/
E: info@qiagroup.com.au
GQS
Quantity Surveyors & Building Consultants
P: 1300 290 235
W: https://gqs.com.au/ E: info@gqs.com.au
Seymour Consultants
Body Corporate Report Specialists
W: https://www.seymourconsultants.com.au/ E: info@seymourconsultants.com.au
BCRC
Construction Materials & Durability Consultants
P: 02 9131 8018
W: https://bcrc.com.au/ E: sydney@bcrc.com.au
Budget Vals
Built For Strata
P: 1300 148 150
W: https://www.budgetvals.com.au/
E: reports@budgetvals.com.au
Palmer Acoustics
Specialist Acoustic & Audio Visual Engineering
P: 61 7 3802 2155
W: https://palmeracoustics.com/
E: ross@palmeracoustics.com
HFM Asset Management Pty Ltd
Building Efficiency
P: 0407 734 260
W: https://www.hfmassets.com.au/ E: info@hfmassets.com.au
Independent Inspections
Sinking Fund Forecast, Insurance Valuations, OHS
P: 1300 857 149
W: http://www.iigi.com.au/ E: admin@iigi.com.au
Leary & Partners
Quantity Surveying Services Since 1977
P: 1800 808 991
W: https://www.leary.com.au
E: enquiries@leary.com.au
BIV Reports
Specialist in Strata Compliance Reports
P: 1300 107 280
W: https://www.biv.com.au/ E: biv@biv.com.au
Pircsa Pty Ltd
Professional Insurance Restoration and Consultancy
P: 0460 555 077
W: https://pircsa.com.au/ E: steve@pircsa.com.au
Quality Building Management
keeping your buildings legally compliant and safe
P: 1300 880 466
W: https://qbm.com.au/ E: sales@qbm.com.au
Solutions in Engineering
Quality Reports On Time, Every Time!
P: 1300 136 036
W: https://www.solutionsinengineering.com/ E: enquiry@solutionsinengineering.com
CORE Consulting Engineers
Delivering 360° engineering solutions for strata P: 02 8961 3250
W: https://core.engineering/ E: admin@core.engineering
Mabi Services
Asbestos, Safety & Building Consultants
P: 1300 762 295
W: https://www.mabi.com.au/ E: cinfo@mabi.com.au
Olive Tree Consulting Group
Solutions in Strata Compliance
P: 0400 161 659
W: https://olivetreeconsultinggroup.com.au/ E: admin@olivetreeconsultinggroup.com.au
Leo & Associates Consulting Engineers
Enhancing Structures, Empowering Futures
P: 0452 205 727
W: https://laconsulting.com.au/ E: Leo@laconsulting.com.au
INSURANCE STRATA LAWYERS
Strata Insurance Solutions
Protecting owner assets is who we are.
P: 1300 554 165
W: https://www.stratainsurancesolutions.com.au/
E: info@stratainsurancesolutions.com.au
Whitbread Insurance Brokers
Empower Your Vision
P: 1300 424 627
W: https://www.whitbread.com.au/ E: info@whitbread.com.au
CHU Underwriting Agencies Pty Ltd
Specialist Strata Insurance Underwriting Agency
W: https://www.chu.com.au/ E: info_nsw@chu.com.au
Strata Community Insurance
Protection for your strata property. And you.
P: 1300 724 678
W: https://www.stratacommunityinsure.com.au
E: myenquiry@scinsure.com.au
Flex Insurance
Your Cover Your Choice
P: 1300 201 021
W: https://www.flexinsurance.com.au/ E: info@flexinsurance.com.au
Driscoll Strata Consulting
Knowledge | Experience | Service
P: 0402 342 034
W: https://driscollstrataconsulting.com.au/
E: enquiries@driscollstrataconsulting.com.au
Sure Insurance
Sure. Insurance, but Fair
P: 1300 392 535
W: https://sure-insurance.com.au/strata-hq/ E: strata-quotes@sure-insurance.com.au
CRM Brokers
The smart insurance choice
P: 1300 880 494
W: https://www.crmbrokers.com.au/strata-insurance/ E: crmstrata@crmbrokers.com.au
Strong Insurance
Fast & efficient strata insurance across Australia
P: 1800 934 099
W: https://www.stronginsurance.com.au/strata-quote
E: admin@stronginsurance.com.au
Mahoneys
Body Corporate Law & Dispute Resolution Experts
P: 07 3007 3777
W: www.mahoneys.com.au/industries/bodies-corporate-strata/ E: info@mahoneys.com.au
Hynes Legal
Leading Lawyers. Living Strata.
P: 07 3193 0500
W: https://hyneslegal.com.au/ E: frank.higginson@hyneslegal.com.au
Bugden Allen Graham Lawyers
Specialising in property development & strata law
P: 07 3905 9260
W: www.bagl.com.au
E: info@bagl.com.au
Mathews Hunt Legal
BODY CORPORATE LAWYERS... EXCLUSIVELY
P: 07 5555 8000
W: https://mathewshuntlegal.com.au/ E: admin@mathewshuntlegal.com.au
Moray & Agnew Lawyers
Legal strategies and solutions for our clients
P: 03 9600 0877
W: https://www.moray.com.au/ E: https://www.moray.com.au/
Grace Lawyers
Know. Act. Resolve.
W: https://gracelawyers.com.au/ E: enquiries@gracelawyers.com.au
Holman Webb Lawyers
Body Corporate and Strata Dispute Experts
P: 61 732 350 100
W: https://www.holmanwebb.com.au/ E: contact@holmanwebb.com.au
SOFTWARE
MiMOR
Connecting People – Creating Communities
P: 1300 064 667
W: https://www.mimor.com.au/ E: info@mimor.com.au
Stratabox
Building Confidence
P: 1300 651 506
W: https://stratabox.com.au/ E: contact@stratabox.com.au
ResVu
Customer Service Software for Strata
P: 0874778991
W: https://resvu.com.au/ E: enquiries@resvu.com.au
StrataMax
Streamlining strata
P: 1800 656 368
W: https://www.stratamax.com/ E: info@stratamax.com
MYBOS
Building Management - Residential & FM Schemes
P: 1300 912 386
W: https://www.mybos.com.au/ E: sam@mybos.com.au
StrataVault
Connecting people, processes, and applications
P: 1300 082 858
W: https://globalvaults.com.au/ E: team@thestratavault.com
Urbanise
Automate your workload to increase efficiency. P:1300 832 852
W: https://www.urbanise.com/ E: marketing@urbanise.com
onsite.fm
Building Management Software
P: 02 7227 8550
W: https://onsite.fm/ E: hello@onsite.fm
Stratafy
Only Complete Cloud Strata Software ecosystem
P: 1300 414 155
W: https://stratafyconnect.com/ E: sales@stratafyconnect.com
eVotters
The online voting solution
P: 61 28011 4797
W: https://www.evotters.com/ E: support@evotters.com
EDUCATION & TRAINING
LookUpStrata
Australia’s Strata Title Information Site
W: https://www.lookupstrata.com.au/ E: administration@lookupstrata.com.au
Strata Community Association
P: 02 9492 8200
W: https://www.strata.community/ E: admin@strata.community
Owners Corporation Network
The Independent Voice of Strata Owners
W: https://ocn.org.au/ E: enquiries@ocn.org.au
Your Strata Property
Demystifying the legal complexities of apartment living
W: https://www.yourstrataproperty.com.au/ E: amanda@yourstrataproperty.com.au
ACCOUNTANTS
Tinworth & Co
Chartered Accountant & Strata Auditors
P: 0499 025 069
W: https://www.tinworthaccountants.com.au/ E: caren.chen@tinworth.com
Matthew Faulkner Accountancy
Strata Auditing specialists
P: 0438 116 374
W: https://www.mattfaulkner.accountants/
E: matt@mattfaulkner.accountant
SAFETY & SECURITY
Pacific Security Group
Experts in electronic security since 2005
P: 1300 859 141
W: https://www.pacificsecurity.com.au/ E: operations@pacificsecurity.com.au
ELECTRICAL
Altogether Group
Power.Water.Data
P: 1300 803 803
W: https://altogethergroup.com.au/ E: eaustin@altogethergroup.com.au
Energy On Pty Ltd
Providing utility network solutions
P: 1300 323 263
W: https://www.energyon.com.au/
E: EnergyServices@EnergyOn.com.au
ENM Solutions
Providing Solutions for Embedded Networks
P: 1300 000 366
W: https://www.enmsolutions.com.au/ E: info@ENMSolutions.com.au
EMERLITE ELECTRICAL SERVICES
We Answer The Phone - No Job Too Big Or Small
P: 07 5591 9191
W: https://www.emerlite.com.au/
E: office@emerlite.com.au
FIRE SERVICES
Fire Matters
Fire Safety Compliance
P: 07 3071 9088
W: https://firematters.com.au/
E: sbauer@firematters.com.au
Sunshine Coast Fire Compliance
Your building fire safety ~ our expertise
P: 0448 196 402
W: https://www.scfc.net.au/ E: michelle@scfirecompliance.com.au
CLOTHES LINES
Lifestyle Clotheslines
Clothesline and washing line supplier & installer
P: 1300 798 779
W: https://www.lifestyleclotheslines.com.au/ E: admin@lifestyleclotheslines.com.au
PAINTING
Higgins Coatings Pty Ltd
Specialist painters in the strata industry
W: https://www.higgins.com.au/ E: info@higgins.com.au
Rochele
Prompt & Professional
P: 1300 808 164
W: https://rochele.com.au/ E: jeremy@rochele.com.au
STRATA LOAN PROFESSIONALS
Lannock Strata Finance
The Leading Strata Finance Specialist P: 1300 851 585
W: https://lannock.com.au/ E: strata@lannock.com.au
StrataLoans
The Experts in Strata Finance
P: 1300 785 045
W: https://www.strata-loans.com/ E: info@strata-loans.com
Austrata Finance
Use Your Money or Borrowed Money: It’s Your Choice
P: 1300 936 560
W:https://austratafinance.com.au/ E: info@austratafinance.com.au
SUSTAINABILITY
The Green Guys Group
Australia’s Leading Energy Saving Partner
W: https://greenguys.com.au/ E: sean@greenguys.com.au
Humenergy
People, Innovation and Value Sharing
P: 1300 322 622
W: https://www.humenergy.com.au/ E: Info@humenergy.com.au
Fair Water Meters
Fair water - fair bills
P: 1300324701
W: https://fairwatermeters.com.au/ E: info@fairwatermeters.com.au
CONSULTING
Strata Solve
Untangling strata problems
P: 0419 805 898
W: https://stratasolve.com.au/ E: chris@stratasolve.com.au
FACILITY MANAGEMENT
LUNA
Building and Facilities Manager
P: 1800 00 LUNA (5862)
W: https://www.luna.management/
E: info@luna.management
RFM Facility Management Pty Ltd
Strata and Specialist Cleaners
P: 1300 402 524
W: https://www.rfmfacilitymanagement.com.au/ E: nathan@rfmfacilitymanagement.com.au
BME Group
Re-Defining the Standards of Building & Facilities
P: 02 8283 7531
W: https://bmegroupbuildingmanagement.com.au/ E: lachlan.hunt@bmegroup.com.au
RECRUITMENT SERVICES
sharonbennie – Property Recruitment
Matching top talent with incredible businesses
P: 0413 381 381
W: https://www.sharonbennie.com.au/ E: sb@sharonbennie.com.au
Essential Recruitment Solutions
Specialising in Strata recruitment
P: 0448 319 770
W: https://www.essentialrecruitmentsolutions.com.au/ E: maddison@essentialrecruitmentsolutions.com
LIFTS & ELEVATORS
Innovative Lift Consulting Pty Ltd
Australia’s Vertical Transportation Consultants
P: 0417 784 245
W: https://www.ilcpl.com.au/ E: bfulcher@ilcpl.com.au
The Lift Consultancy
Trusted Specialised Advice
P: 07 5509 0100
W: https://theliftc.com/ E: sidb@theliftc.com
ABN Lift Consultants
A team of friendly, open minded professionals
P: 0468 659 100
W: https://www.abnlift.com/ E: andrew@abnlift.com
DELIVERY & COLLECTION SERVICES
Groundfloor™
Australian parcel, mail, and refrigerated lockers
P: 03 9982 4462
W: https://groundfloordelivery.com/ E: ask@groundfloordelivery.com
ROOFING
Leaf Shield
Leafshield Gutter Protection Specialists
P: 1300 362 246
W: https://leafshield.net.au/why-leafshield/ E: info@leafsheild.net.au
ENERGY SUSTAINABILITY
Arena Energy Consulting Pty Ltd
Independent Embedded Network Consulting Services
P: 1300 987 147
W: https://www.arenaenergyconsulting.com.au/ E: info@arenaenergyconsulting.com.au
Embedded Network Arena
Independent Embedded Network Consulting Services
P: 1300 987 147
W: https://embeddednetworkarena.com.au/ E: info@embeddednetworkarena.com.au
PEST INSPECTION
Control Pest Management – Brisbane
Pest Control Professionals
P: 1300 357 246
W: https://controlpestmanagement.com.au /locations/brisbane-pest-control/ E: ray@controlpestmanagement.com.au
ANTENNAS
Install My Antenna
Professional TV Antenna Service For You Today
P: 1300 800 123
W: https://www.installmyantenna.com.au/ E: info@installmyantenna.com.au
INVESTMENT SERVICES
Strata Guardian
Fight low returns and rising levies with us.
P: 1300 482 736
W: https://www.strataguardian.com/ E: contact@strataguardian.com
WINDOWS & DOORS
Windowline Pty Ltd
Australia’s strata replacement window & door specialists
P: 02 8304 6400
W: https://windowline.com.au/ E: info@windowline.com.au
Clear Edge Frameless Glass
Energy Efficient Balconies for Elevated Living
W: https://www.clearedgeglass.com.au/ E: sales@clearedgeglass.com.au
VALUERS
Asset Strata Valuers
Leaders in Strata Property Valuations
P: 1800 679 787
W: https://assetstratavaluers.com.au/ E: workorders@assetstratavaluers.com.au
Adelaide StrataVal
Strata & Community Insurance Valuations
P: 08 71112956
W: https://www.strataval.com.au/ E: valuations@strataval.com.au
Delphi Consultants & Valuers
Building Insurance Valuation Services
P: 07 3852 6021
W: https://www.delphiproperty.com.au/insurance-valuation
E: info@delphiproperty.com.au
Ensure Group – Property Valuers
Insurance Valuation Experts
P: 03 9088 2032
W: https://www.ensuregroup.com.au/ E: valuations@ensuregroup.com.au
Sovereign Valuations
Valuation Experts for Strata Insurance & Disputes
P: 1300 710 000
W: https://www.sovereignvaluations.com.au/ E: p.ferrier@sovereignvaluations.com.au
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